Why a buyer consultation wins (and when to run it)

• Speed & clarity: Buyers want a plan in the first conversation. Your script gives it to them in 20–30 minutes.
• Loyalty: Clear expectations + agency conversation = fewer ghosters and smoother offers.
• Timing: Run the consultation after first connection (open house, Zillow, referral) and before heavy touring.

30-minute buyer consultation agenda (slide-by-slide)

1. 2 min — Welcome & context: what we’ll cover + outcome (tour plan or pre-approval next step).
2. 5 min — Buyer needs analysis (copy/paste questions below).
3. 5 min — Market snapshot: DOM, list-to-sale ratio, competition story in [City/ZIP].
4. 5 min — Money game: down payment bands, monthly payment ranges, closing costs, lender intro.
5. 5 min — Process & expectations: touring rules, communication cadence, offer timeline.
6. 4 min — Buyer agency agreement script (light, value-first) + sign or “trial run.”
7. 4 min — Next steps: pre-approval doc list or show 3 homes; book times on the spot.

Buyer needs analysis questions (copy/paste)

• Timing: Ideal move-in month? Anything driving that date?
• Budget comfort zone: Monthly payment range you’d like to stay in?
• Location: Top 2–3 areas/ZIPs and why (commute, schools, vibe)?
• Non-negotiables: Beds/baths, parking, outdoor space, elevator, accessibility, pets.
• Deal breakers: What makes you pass instantly?
• Past experience: Bought before? What worked/didn’t?
• Decision process: Who’s involved and how do you decide?
• Financing: Pre-approved yet? With whom? (If not, permission for warm intro.)

Scripts: opening, expectations, agency agreement, lender handoff

Opening (set the frame)

“Thanks for meeting. In about 20–30 minutes I’ll map out your options, timing, and a simple next step. If it feels like a fit, we’ll pick 3 homes to see and I’ll send a quick checklist to make offers easy.”

Expectations (touring & communication)

“My job is speed + clarity. I’ll reply the same day, send new matches daily, and book showings in blocks so you’re not rushed. In return, just text me listings you like and I’ll handle the rest—access, comps, and offer strategy.”

Buyer Agency Agreement (value-first, pressure-free)

“How I’m paid is built into most listings—so there’s no extra fee for you in typical cases. This agreement just says I work for you—hunting, negotiating, and protecting your terms. If at any point you feel I’m not the right fit, tell me and we’ll part as friends.”

Lender Handoff (permission-based)

“To make offers strong, most sellers want a current pre-approval. I can introduce a lender who moves fast and explains numbers in plain English. Want me to have them text you to schedule a 10-minute call?”

Offer Prep (urgency without pressure)

“When the right home shows up, we’ll move quickly but calmly. I’ll send comps, risks, and terms so you can choose from 2–3 clear offer paths—conservative, competitive, and win-now.”

Follow-up emails & texts (same day → day 7)

Email — Same Day Recap

Subject: Your 2-minute plan + 3 homes to see
Hi [First Name], great meeting today. Attached are (1) your 2-minute plan, (2) three properties that match [Top Criteria], and (3) the quick offer checklist. Want to tour [Day/Time A] or [Day/Time B]? —Saad

Text — Same Day “Two Times” Close

Thanks again! Free for a tour block: Wed 6:10 or Thu 12:20? If neither works, send a time and I’ll lock it in. —Saad

Email — Day 2 Lender Intro

Subject: Quick intro—numbers & approvals
[First Name], meet [Lender Name]. They’ll outline payment ranges, closing costs, and down-payment options in 10 minutes. This makes offers stronger and keeps surprises off the table.

Text — Day 5 Check-In

Anything new catch your eye since we met? I can add 2–3 fresh homes that fit your plan and book a quick block this weekend. —Saad

Email — Day 7 Re-Engage

Subject: Want me to tune the list?
Two new listings hit your criteria today. Do you prefer newer interiors or larger yard if you have to choose one? I’ll tune the list and set up times.

Offer-ready checklist (what to prep before showings)

• Fresh pre-approval (or DU/LP findings) with payment range.
• Funds screenshot for EMD/down payment (redact acct#s).
• Comps template ready for each ZIP + notes on risk items (age of roof/HVAC, condo fees, rental caps).
• Contract terms menu: appraisal, inspections, seller credit, rent-back, settlement date windows.
• Calendar link for 30-minute tour blocks; offer writer template ready.

FAQ & common objections (with responses)

“We’re just browsing.”
Totally fine—I’ll send a 2-minute plan and 3 homes to window-shop. If one looks promising, we’ll go see it with zero pressure.

“Do we have to sign anything today?”
Only if you want me working exclusively for you. Many clients like a short trial period while we tour once or twice.

“Our bank already pre-approved us.”
Great. If timing ever gets tight, I keep a backup lender who can mirror or beat and issue fast letters—optional, only if helpful.

“What’s your fee?”
Typically it’s covered in the listing terms; if a rare case differs, I’ll show options in writing before we tour.